Representatives of the Graves family pitched the latest rezoning effort to the Beaufort County Planning Commission Monday after receiving permission to present it strictly as an information item before returning next month for a vote.

Milt Rhodes, a planner hired by the family, highlighted actions taken to address criticisms from past efforts and a 28-acre buffer between any future development and the Okatie River, which the state closed to shellfish harvesting in the mid-1990s. Planning Commission Chairman Jim Hicks indicated some support for those actions but called for the representatives to enshrine the promises in a development agreement that could advance with the rezoning when the commission returns next month.

Aging cousins of the Graves family have sought rezoning in their 142-acre Pepper Hall tract for more than a decade in an effort they’ve described as securing a legacy for their descendants. The most recent denial came in April amid environmental concerns.

The family is seeking a “commercial regional” designation from a lighter commercial footprint for 65 acres fronting U.S. 278 near S.C. 170 and a “suburban” classification for 48 acres now considered “rural” or previously anticipated to accommodate future growth when infrastructure allowed.

The county contends current zoning allows up to 57 houses and 5,000 square feet of commercial space, and the rezoning denied last year asked for another 400 houses and 1.4 million total square feet of commercial space.

County staff pulled the applications from consideration while awaiting a completed traffic study before weighing in. The 28-acre buffer is under concurrent negotiations with the county, which remains at odds over the price.

Rhodes sought to address past concerns about the potential for “big box” stores under a higher commercial capacity and over development with pledges to cap commercial space at 700,000 square feet and limit new buildings to 75,000 square feet in size.

The 65-acre commercial tract would also include up to 240 housing units with the option to convert up to 20 percent of allowable residential or commercial development to other uses depending on demand. Combined with the suburban tract, which would allow for light commercial development between 20,000 and 30,000 square feet, total housing units would top more than 400 at maximum, Rhodes said after the meeting.

Noting County Council would have to decide how Rhodes’ pledges would be enforced if the commission simply took a vote on the rezoning applications, Hicks proposed returning next month with a development agreement formalizing the promises in addition to the applications.

“We may be stretching about six and a half inches past what Planning Commission normally does, but honestly, applicants don’t normally come up and say, ‘We’re prepared to talk about a development agreement,’” he said. “We would be remiss if we didn’t combine the two.”

Family attorney Jim Scheider said that wouldn’t be a problem, and Anthony Criscitello, director of the Planning Department, said his staff could prepare reports on both by that time.

Even with passage in the Planning Commission, the rezoning and development agreement would face County Council’s Natural Resources Committee and the full council before receiving final approval.